Buying a home is one of the biggest investments of your life, yet the electrical installation is usually the last thing people look at. That's an expensive mistake: Málaga has a huge number of properties 30, 40 or more years old whose wiring doesn't meet current regulations. Before you sign, check it. Here's the checklist.
Why check the electrics before buying?
For two very practical reasons. First, safety: an old installation with no earthing and no RCD is a real fire and electrocution risk. Second, money: if the installation needs rewiring, that's a cost you should know before buying, because it gives you leverage to negotiate the price.
The checklist: what to check
You don't need to be an electrician to spot the most obvious signs. Look for these during the viewing:
- The consumer unit. Does it have a modern RCD and circuit breakers, or still ceramic fuses ("plomos")? An old board almost always means an old installation. We cover it in detail in how much it costs to replace an electrical panel.
- Earthing. Look at the sockets: do they have an earth pin (the metal contact on the side or centre)? Its absence points to an unprotected installation.
- The state of sockets and switches. Yellowing or burn marks, loose parts, or parts that get warm are bad signs.
- Exposed cables or DIY joints. Dangling adaptor blocks, surface-run cables or joints taped up with insulating tape are dangerous bodges.
- Number of sockets. Few outlets and lots of extension leads point to an installation that's inadequate for modern living.
- Does the power trip? Ask the seller whether the RCD trips often. It usually signals an underlying problem.
Red flags you shouldn't ignore
If you see any of these, the installation needs attention before you can live comfortably:
- A board with no RCD (the device that protects you from an earth fault).
- Ceramic fuses or an unmodified 1970s-80s board.
- A burning smell or heat marks on the board or sockets.
- Aluminium cabling or a clearly inadequate cross-section.
- A complete absence of earthing in the property.
Get an inspection before you sign
The most reliable way to know the condition of the installation is to commission an inspection from a licensed electrician before buying. In older properties there's rarely a valid electrical certificate, so don't count on the seller handing one over. A professional inspection tells you whether the installation is safe and what it would cost to bring up to date, invaluable information for negotiating.
Note the certificate also comes into play when selling or setting up a supply; we explain it in can you sell a property without an electrical certificate?.
What if it needs rewiring?
A property needing an electrical update needn't put you off: it's common and fixable. What matters is having the cost on the table. You can get a sense from our guide on how much it costs to rewire a house, and use that figure to adjust your offer.
Frequently asked questions
Should I check the electrics before buying a house?
Yes, especially in properties over 25-30 years old. An inspection tells you whether the installation is safe or whether you'll need to rewire, which can help negotiate the price.
What signs point to a dangerous installation?
A board with ceramic fuses or no RCD, sockets with no earth, burn marks, exposed cables, and frequent tripping. Any of these means the installation needs attention.
Can I ask the seller for the electrical certificate?
You can ask, but it doesn't always exist. In older properties there's often no valid certificate. In that case, the sensible thing is to commission your own inspection before signing.
How much does it cost to fix an old installation?
From a partial consumer-unit upgrade (a few hundred euros) to a full rewire (€2,000 to €4,500 in an average flat). Knowing this before buying lets you adjust your offer.
Can old wiring stop the purchase?
It won't stop it, but it can shape it. You'll need a compliant installation to set up a supply contract or for future renovations.
Buying and want the electrics checked?
At VLR Instalaciones we inspect the electrical installation of the property you want to buy across Málaga province, and give you a clear report on its condition and the cost of bringing it up to date. Ask us with no obligation before you sign.